FOX WILLOW, THE GREEN, BARLASTON, STOKE-ON-TRENT, ST12 9AF - £1,005,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

FOX WILLOW is a very large detached house of 294m², built in 2022, which could now be worth an estimated £1,038,033. It was last sold for £1,005,000 in May 2023, which was around 176% above the average May 2023 detached price in the Stafford local authority area. The most recent EPC inspection was September 2021, where the current energy rating was B, and the potential energy rating was A.

FOX WILLOW Sold Prices

Land registry data shows two sales for FOX WILLOW since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Stafford local authority area for the corresponding sale date. Both of the two FOX WILLOW sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2023 17 MAY	£1,005,000	£364,758	176% above HPI
2015 4 DEC	£385,000	£266,630	44% above HPI

FOX WILLOW Price Paid vs. HPI Average

The below graph shows the average detached house price in the Stafford local authority area over time, sourced from the HPI. The two FOX WILLOW sales from December 2015 and May 2023 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the December 2015 sale was for 44% above the HPI. So the extrapolation line tracks at 44% above the HPI over time, until the May 2023 sale, where it rises to 176% above the HPI. The line then continues to track at 176% above the HPI.

What might FOX WILLOW be worth now?

FOX WILLOW might now be worth an estimated £1,038,033.

This is based on house price inflation of 3.3%, between May 2023 and December 2024, for detached houses, in the Stafford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.3% inflationary increase is applied to the most recent sale price for FOX WILLOW of £1,005,000 on 17th May 2023. For the value to have increased from £1,005,000 to £1,038,033 over the five months to December 2024, the following assumptions must hold true:

• The value of FOX WILLOW has moved in line with the HPI for detached houses in the Stafford local authority area.
• The May 2023 sale price of £1,005,000 represented a fair market value for the property.
• The size, condition, and specification of FOX WILLOW has not materially changed since May 2023.

How Large is FOX WILLOW?

FOX WILLOW is 294m² according to the EPC inspection conducted in September 2021. This puts it in the largest 10% of detached houses houses in Barlaston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Barlaston, and where FOX WILLOW lies on this distribution: 94% of detached houses houses are smaller than FOX WILLOW, and 6% of houses are larger. Note that EPC data is not available for all properties in Barlaston.

FOX WILLOW: Plot and Title Map

FOX WILLOW sits on a plot of roughly 0.386 of an acre, or 1,561m². The below map shows the location of FOX WILLOW, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of FOX WILLOW). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is FOX WILLOW?

FOX WILLOW is located on THE GREEN in BARLASTON, in the ST12 postcode district. The below map shows the position of FOX WILLOW on THE GREEN.